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Here you will find news, views, events and information relating to real-estate in Spain.

2026 Starts With A Price Increase

admin | 2nd February 2026 | Andalucía, Buying, Costa del Sol, Marbella, News, Prices, Property For Sale, Property Market, Spain

Average prices went up 20% in January

The price of second-hand housing in Spain increased by 0.6% month-on-month and 20.4% year-on-year, bringing the average asking price of homes in January to €2,897 per m², according to data. Based on this latest monthly increase and applied to an 80 m² standard home, the average property value stands at €231,744 in January.

“Housing prices have once again recorded an increase of more than 20% for the second consecutive month, marking the sharpest rise since records began. This surge places the average price just 1.9% below historical highs, approaching the €2,952/m² peak recorded in April 2007. Despite the intensity of these increases, this is not a housing bubble, but rather the largest imbalance between supply and demand ever observed. Buyer demand is at record levels, while new housing production remains clearly insufficient to absorb it. Forecasts indicate that second-hand housing prices will reach a new record in the coming months, further complicating affordability for middle- and lower-income households,” explains María Matos, Director of Research and spokesperson for Fotocasa.

Spain has therefore experienced a 20.4% increase over the past year in the average price of an 80 m² property, rising from €192,432 to €231,744 in January 2026 — a difference of €39,312. This annual growth rate is the highest recorded for this period of the year in the past 20 years.

Regional Performance

All 17 autonomous communities recorded year-on-year price increases in January. Eleven regions posted rises above 10%:

Region of Murcia (27.1%)
Andalusia (24.5%)
Valencian Community (23.8%)
Asturias (23.3%)
Madrid (19.6%)
Cantabria (19.0%)
Canary Islands (18.6%)
Balearic Islands (14.4%)
Galicia (14.0%)
Catalonia (12.8%)
Basque Country (11.4%)
Castilla-La Mancha (10.2%)

They are followed by:

Castilla y León (9.9%)
Aragon (7.8%)
La Rioja (7.5%)
Navarra (6.7%)
Extremadura (6.6%)

In the ranking of Spain’s most expensive regions by price per square metre, the leaders are the Balearic Islands and Madrid, both exceeding €5,000/m² for the first time. Average prices are:

Balearic Islands — €5,293/m²
Madrid — €5,225/m²
Basque Country — €3,684/m²
Canary Islands — €3,325/m²
Catalonia — €3,246/m²
Andalusia — €2,775/m²
Valencian Community — €2,634/m²
Cantabria — €2,519/m²
Asturias — €2,233/m²
Navarra — €2,203/m²
Galicia — €2,157/m²
Region of Murcia — €1,919/m²
Aragon — €1,881/m²
La Rioja — €1,802/m²
Castilla y León — €1,696/m²
Castilla-La Mancha — €1,338/m²
Extremadura — €1,309/m²

Provinces

In 48 out of 50 provinces (96%), year-on-year housing prices increased in January. In 36 provinces, growth exceeded 15%, including:

Murcia (27.1%)
Valencia (25.9%)
Asturias (23.3%)
A Coruña (21.4%)
León (19.6%)
Madrid (19.6%)
Santa Cruz de Tenerife (19.5%)
Alicante (19.5%)
Las Palmas (19.1%)
Cantabria (19.0%)
Almería (17.9%)
Gipuzkoa (17.9%)
Granada (17.9%)
Castellón (17.3%)
Ávila (16.1%)
Segovia (15.8%)
Ourense (15.6%)
Guadalajara (15.0%)

The only provinces recording price declines were Zamora (-4.2%) and Teruel (-10.7%).

The Balearic Islands and Madrid are the only provinces exceeding €5,000 per m². The four most expensive provinces are:

Balearic Islands — €5,293/m²
Madrid — €5,225/m²
Málaga — €4,444/m²
Gipuzkoa — €4,390/m²

The most affordable provinces by price per square metre are Jaén (€1,045/m²) and Ciudad Real (€1,039/m²).

Spain’s residential market has opened the year with sustained price acceleration, with second-hand values up over 20% year-on-year, driven by structural supply shortages and historically high buyer demand. Average pricing is now close to previous peak levels, with several regions and provinces posting double-digit growth and prime areas surpassing €5,000 per square metre. This environment reinforces upward pressure on values nationwide, positioning Spanish property for sale as a high-demand, low-inventory asset class, while simultaneously increasing affordability constraints for mid- and lower-income buyers.

The Spanish Property Market in 2025

admin | 16th January 2026 | Andalucía, Buying, Costa del Sol, Málaga, Marbella, News, Property For Sale, Property Market, Spain

2025 saw a strong market get stronger

The evolution of the Spanish housing market in 2025 has been marked by unprecedented activity, driven by highly favourable mortgage conditions and exceptionally strong buyer demand. As a result, 2025 is shaping up to be one of the most dynamic years of the past decade. According to available data, property transactions are expected to exceed 700,000 sales, making it the strongest year since 2007 and confirming the continuation of an expansionary market cycle that has been in place since 2021.

At the same time, rising property prices have left a significant mark on 2025, with accumulated increases reaching levels never seen before over such a short period. Price growth has affected all autonomous communities and the majority of provincial capitals, with widespread increases pushing many areas to historic highs.

This momentum has been reinforced by the consolidation of a mortgage cycle characterised by low interest rates and improved access to financing, with more than 470,000 mortgage loans granted during the year. These conditions have reactivated a substantial portion of demand that had remained on hold during years of uncertainty, injecting renewed energy into the property market.

However, this strong performance coexists with significant structural challenges. The supply of competitively priced housing remains limited, creating a major imbalance between supply and demand. This pressure continues to push prices upward and restrict access to housing for large segments of the population. The rental market has also experienced severe strain, with extremely limited supply and rents reaching historic highs.

Looking ahead to 2026, property price growth is expected to continue, with forecasts suggesting that both purchase prices and rental values may reach simultaneous historic highs. This outlook highlights the growing need to address the structural imbalances of the market in order to improve affordability and long-term stability.

Property prices in Spain

The annual variation in house prices (December to December) in 2025 stands at 20.5%, representing the highest annual increase recorded (since 2005).

Since November 2020, year-on-year price variations have followed a clear upward trend. This marks a sharp contrast with previous periods of decline, the most pronounced of which occurred in June 2013 (-11.8%). Growth accelerated to 8.4% in December 2024 and intensified further throughout 2025, closing the year at a peak of 20.5% in December 2025.

Average price per square metre

By December 2025, the average price of second-hand housing reached €2,879/m², following more than three consecutive years with prices above €2,000/m². This represents a significant increase compared to December 2024 (€2,389/m²), with consistent month-on-month growth.

The historic peak was recorded in April 2007 at €2,952/m². With prices at €2,879/m² at the end of 2025, the market is now just 2.5% below its all-time high.

Property prices by autonomous community

In 2025, second-hand property prices increased in all autonomous communities, confirming a fully homogeneous national uptrend. The strongest annual price growth was recorded in the Region of Murcia (29.6%), followed by the Valencian Community (24.4%), Asturias (24.0%), Cantabria (22.9%), Andalusia (22.2%), Madrid (21.7%), and the Canary Islands (21.3%).

In terms of absolute prices, the Balearic Islands lead the ranking with €5,267/m², closely followed by Madrid at €5,206/m². Both regions exceed the €5,000/m² threshold and remain well above the national average. They are followed by the Basque Country, the Canary Islands, and Catalonia.

Five regions now exceed the national average price of €2,879/m²: the Balearic Islands, Madrid, the Basque Country, the Canary Islands, and Catalonia. The Balearic Islands stand 83% above the national average, while Madrid is 81% higher, underlining the growing regional disparities within the Spanish housing market.

2025: A Defining Year on the Costa del Sol

admin | 17th December 2025 | Andalucía, Buying, Costa del Sol, Marbella, New Developments, Prices, Property For Sale, Property Market, Spain

The past year has been a defining one for Spanish real estate, with the Costa del Sol once again consolidating its position as one of Europe’s most resilient and attractive property markets. Despite broader economic uncertainty across Europe, demand for quality property for sale in prime coastal locations remained strong, driven by lifestyle buyers, international investors, and long-term relocations.

Interest has been particularly robust in Marbella, Estepona, Benahavís, and surrounding areas, where low-density planning, international infrastructure, and year-round appeal continue to differentiate the region from other Mediterranean destinations. Buyers have shown a clear preference for modern, energy-efficient homes with outdoor space, privacy, and access to amenities, reinforcing long-term market fundamentals.

Buyer Demand and Market Dynamics

Throughout the year, the Costa del Sol benefited from a diversified buyer profile. Northern European, British, and increasingly American buyers played a central role, supported by improved air connectivity and the region’s reputation for security and lifestyle quality. Cash purchases remained common in the upper segments, helping to stabilise pricing despite higher interest rates affecting parts of the mid-market.

Well-located new developments continued to outperform older stock, particularly those offering contemporary design, sustainability features, and managed residential services. Limited land availability in prime zones has also contributed to price resilience, with demand often outpacing supply for high-quality projects.

Pricing Trends and Investment Confidence

Prices across the Costa del Sol generally showed moderate but steady growth, especially in established luxury areas. While rapid acceleration seen in previous years has normalised, this has created a healthier, more sustainable market environment. Buyers are increasingly value-driven, focusing on build quality, location, and long-term usability rather than short-term speculation.

From an investment perspective, the region continues to offer a compelling balance of capital preservation and lifestyle returns. Rental demand remained strong throughout the year, particularly for modern apartments and villas close to beaches, golf courses, and international schools, reinforcing the appeal of the Costa del Sol as a dual-use destination.

Outlook for the Year Ahead

Looking ahead, market sentiment remains cautiously optimistic. The pipeline of new developments is more selective, with developers focusing on fewer, higher-quality projects rather than volume. Sustainability, smart-home technology, and community-focused amenities are expected to play an even greater role in buyer decision-making.

The past year confirmed the Costa del Sol’s position as a mature yet dynamic real estate market. With consistent international demand, limited prime supply, and a lifestyle offering that continues to evolve, the region remains one of Spain’s strongest performers and a benchmark for coastal residential property in Europe.

Wishing you all the best for the holidays and a healthy and happy 2026, from all at Marbella For Sale!

Demand Surges as Property Prices Hit Record Highs

admin | 2nd December 2025 | Andalucía, Buying, Costa del Sol, Marbella, Prices, Property For Sale, Property Market, Spain

Demand is surging while prices reach new highs

Buyer Demand Takes the Lead

Spain’s residential market is experiencing a decisive shift toward homeownership, marking a historic milestone in the second half of 2025. Interest in buying now represents 51% of total demand, edging three points higher than last year, while interest in renting has dropped to 37%, five points below 2024.

According to María Matos, Director of Research and spokesperson for Fotocasa, this pivot toward purchasing is no coincidence. Improved mortgage conditions, paired with the sharp escalation in rental costs, are reshaping consumer decisions. Buyers are increasingly motivated by long-term asset building and the perception of real estate as a secure investment in an unpredictable economic environment.

A Trend Strengthening Since 2022

Historically, buying and renting competed head-to-head, with rental demand even overtaking purchase interest during several periods. However, this balance has broken decisively in recent years. Since 2022, demand for ownership has gained a 14-point advantage over rental demand. Meanwhile, the percentage of individuals active in both markets continues to rise, reaching 12%—two points more than in late 2024.

This sustained momentum confirms a market that has firmly realigned its priorities. Homebuyers maintain a growing lead, widening the gap with those solely seeking rentals and reinforcing a structural change in how Spaniards approach their housing needs.

Property Prices Reach a 20-Year High

Alongside booming demand, prices are accelerating at unprecedented levels. In November, second-hand housing prices rose 1.4% month-on-month and 18.8% year-on-year, placing the national average at 2,828€/m². For an 80 m² property, this translates to an average value of 226,208€, marking the strongest annual increase recorded in 239 months.

Matos attributes this surge to a market where demand outpaces supply by a factor of four. While prices at the national level remain 4.2% below the 2007 peak, the most dynamic regions have already surpassed that threshold. All 17 autonomous communities recorded annual price increases in November, with more than half reporting rises above 10%. Regions such as Valencia, Andalucía, Asturias, Murcia, and the Canary Islands reported increases of over 20%, underscoring the scale of the current imbalance.

Within a single year, the average price of an 80 m² home has climbed from 190,382€ to 226,208€, a difference of 35,826€.

Communities and Provinces Push Pricing to New Levels

Every autonomous community saw year-on-year growth, with eleven exceeding 10%. Murcia leads with a 24.4% increase, followed closely by the Valencian Community (23.5%) and Asturias (23.4%). Baleares and Madrid now surpass the symbolic 5,000€/m² threshold, with Baleares at 5,206€/m² and Madrid at 5,059€/m². Andalucía follows with 2,713€/m², ahead of other regions such as Valencia, Cantabria, Asturias, and Navarra.

The upward trend extends across the provinces, with 48 out of 50 registering annual price growth. Twenty-five provinces report increases beyond 10%, led by Valencia (25.6%), Murcia (24.4%), and Santa Cruz de Tenerife (23.9%). Baleares and Madrid remain the most expensive markets, while Málaga and Gipuzkoa also exceed 4,200€/m². On the lower end, Ciudad Real stands as the only province below the 1,000€/m² mark, at 998€/m².

Spain’s housing landscape is moving through a period of strong buyer momentum and sustained price escalation. With supply continuing to lag behind demand and financial conditions favouring buyers, the market is navigating an environment defined by competitiveness, accelerated decision-making, and pricing dynamics not seen in two decades.

Spain’s Housing Market Reaches Historic Highs

admin | 17th November 2025 | Andalucía, Buying, Costa del Sol, Málaga, Marbella, New Developments, News, Prices, Property For Sale, Property Market, Rental Property, Renting, Selling, Spain, Statistics/Figures

Prices are near to record highs!

Spain’s housing market is experiencing one of the most significant periods of growth in its recent history, with both rental prices and residential sale values climbing to record levels. Data indicates widespread pressure across all segments of the market, reflecting a continued imbalance between demand and available housing supply.

Rental Prices Record 44 Consecutive Months of Increases

Rental prices continue their upward trajectory, rising 2.3% month-on-month and 13.5% year-on-year in October, placing the national average at €14.00 per m² per month. This marks 44 consecutive months—equivalent to 3.6 years—of annual increases, underscoring a sustained acceleration in rental costs. On a practical level, this means that an 80 m² property now costs an average of €134 more per month than it did one year ago.

According to María Matos, Director of Research and spokesperson for Fotocasa, rental prices have reached historic highs in all autonomous communities simultaneously. She notes that after three years of record-breaking increases, early signs of a turning point are emerging. Major metropolitan areas are beginning to moderate, with growth slipping below 10%, while rural and less populated provinces continue to climb at double-digit rates. This two-speed dynamic suggests that rental affordability constraints may be tempering further increases.

Regional Variations Show Widespread Pressure Across Spain

All 17 autonomous communities reported annual rental increases in October. The strongest rises were seen in Catalonia (23.2%), Castilla-La Mancha (14.6%), Aragón (13.5%), Extremadura (12.8%), and Asturias (11.5%). The most expensive regions for renting—each exceeding €15/m²/month—are Madrid (€21.28), Catalonia (€20.12), Balearic Islands (€19.04), and Basque Country (€17.43).

At a provincial level, the trend is equally pronounced. All 50 provinces recorded annual rental increases, with 22 provinces exceeding 10% growth. The sharpest rises were registered in Zamora (+34%), Álava (+27.2%), Guadalajara (+26.5%), Teruel (+21%), and Segovia (+16.8%). The most expensive provinces for renting a property include Barcelona (€21.89) and Madrid (€21.28), while the most affordable are Jaén (€6.26) and Badajoz (€7.21).

Property Sale Prices Hit the Highest Annual Increase in 20 Years

Alongside rising rents, Spain’s residential property prices have recorded an 18% year-on-year increase, the highest annual value ever measured in the 20-year Fotocasa series. This marks the fifth major price surge of 2025.

María Matos warns that the pace of growth is concerning, describing demand as “solid and intense,” exceeding supply by more than four times. National property prices are now just 5.5% below the peak recorded during the 2007 real-estate boom—a threshold that could be surpassed in the coming months.

In October, the average price of second-hand housing reached €2,789 per m². For an 80 m² home, the average value now stands at €223,129, compared to €189,062 one year earlier—an increase of more than €34,000.

2025: A Year of Repeated Record-Setting Increases

Throughout 2025, Spain has seen a succession of year-on-year price increases: May (+14.8%), June (+14.9%), July (+15.9%), August (+17.7%) and October (+18%).

Several regions achieved new maximum values during the year. The Basque Country reached its highest value in October (+12.6%) after multiple increases. Andalucía recorded five peaks, with August marking its highest jump (+23.1%). The Region of Murcia also reached four peaks, with July topping out at +24.9%. The Valencian Community recorded significant increases earlier in the year, while the Balearic Islands reached a high of +25.8% in February, the strongest rise in more than 31 months.

Other communities, while not reaching new record highs, still exhibited notable annual increases in October, including Madrid (+18.9%), Canary Islands (+18.0%), Asturias (+21.0%), Cantabria (+16.1%), Catalonia (+12.5%) and Castilla y León (+7.2%).

A Market Under Intense Pressure

Spain’s housing market is currently divided into highly pressured urban hubs and smaller or rural markets that are rapidly catching up. With rising costs in both rentals and property sales, access to housing is becoming increasingly challenging for tenants and buyers alike. As demand continues to exceed supply, ongoing upward trends may persist—although early signs suggest certain areas could soon experience a moderation in price growth.

If rising prices have you considering a purchase sooner rather than later, now is the ideal moment to explore your options. Discover new developments on the Costa del Sol.

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